I am expecting a mortgage with Santander. I intend to instruct a Licensed Conveyancer in Thornton Cleveleys. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Do lenders provide you with an approved list of Thornton Cleveleys conveyancing solicitors? How do you know who is on the Virgin Money conveyancing panel?
Thornton Cleveleys conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
I am purchasing a terraced house in Thornton Cleveleys. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Thornton Cleveleys you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Thornton Cleveleys.
A relative pointed out to me me that in buying a property in Thornton Cleveleys there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of anumerous of properties in Thornton Cleveleys which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Thornton Cleveleys should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Thornton Cleveleys solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Thornton Cleveleys postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Thornton Cleveleys.
Principality have agreed my home loan in principle, my offer on a property in Thornton Cleveleys has been agreed to, what happens next?
The estate agent will want to know who your solicitors are (be sure the property lawyers are on the bank’s panel). Contact Principality or your broker and complete any appropriate paperwork. Principality will instruct a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Principality will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Thornton Cleveleys.
About to purchase a new build apartment in Thornton Cleveleys. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Thornton Cleveleys
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Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.
I am in need of some leasehold conveyancing in Thornton Cleveleys. Before I get started I require certainty as to the remaining lease term.
If the lease is registered - and 99.9% are in Thornton Cleveleys - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a 2 bed flat in Thornton Cleveleys, conveyancing was carried out 4 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Thornton Cleveleys with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease ends on 21st October 2085
With only 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.